A Reality Check on Private Markets: Part III
This is the final post in my three-part series on performance measurement for private market funds and the difficulties of using the internal rate of return (IRR) measure as equivalent to a rate of return on investments. In Part I, I discussed the rise of global assets under management (AUM) in private market funds and how this trend may have been driven by a perception of superior returns compared to traditional investments. As I illustrated, a root cause for this belief is the generalized use of IRR to infer rates of return, which is problematic. In Part II, I discussed in more detail how IRR works and why it should not be misconstrued as an equivalent measure to infer investment rates of return. In this post, I will review existing corrective measures for IRR, which present their own challenges, and propose a fix: NAV-to-NAV IRR. Existing IRR Corrections The most common correction is the modified IRR (see Phalippou 2008 for a comprehensive discussion).[1] For example, Franzoni et al. (2012) use MIRR to study the determinants of the return of individual LBO investments.[2] With an MIRR, you need to choose a financing and re-investment rate. Both rates can be set to 8%, the usual hurdle rate, or to a stock market index. If intermediary cash flows are not large and the investment is held for a relatively short period of time, MIRR is fine. Thus, in a context like that of Franzoni et al. (2012), using MIRR is natural and results are insensitive to the exact reinvestment rate assumption. However, in some of the cases I reviewed previously, the holding period is long. The longest one was the 48-year track record of KKR. Over such a long period, MIRR converges to whichever reinvestment rate has been chosen, which is unappealing. MIRR is just like a net present value (NPV) calculation. You need to choose discount rates, which is effectively the same as choosing financing and reinvestment rates. With IRR, you do not need to choose the discount rate. Just like any derivative of NPV, such as the Kaplan-Schoar Public Market Equivalent, the only conclusion that can be drawn is on relative performance. That is, if one uses an MIRR, NPV or PME, all that can be concluded is whether the benchmark has been beaten or not, but not the magnitude (alpha). We do not know how large any under- or over-performance is. In the above example, what we calculated was an MIRR because we assumed a financing rate and a reinvestment rate and computed the rate of return ror. Proposing a Simple, Albeit Imperfect, Fix: NAV-to-NAV IRR My analysis so far in this series (see Part I and Part II) shows that the issue comes from early cash flows, which are high either by design (survivorship bias) or by active manipulation (exit winners quickly, use of subscription credit lines). Intuitively, a solution is a measure that takes out these early cash flows. One option is then to require any private capital firm to report its past five-, 10-, 15-, and 20-year returns (aggregated at the level of a strategy, the whole firm, and by funds); and to forbid any use of since inception IRR. Thus, any fund or firm that is less than five years old cannot display an IRR, only a multiple. The IRR would be reported as non-meaningful. The measure just described is called an NAV-to-NAV IRR because it takes the aggregate NAV at the beginning of the time period, treat it as an investment, record all the intermediary cash flows that occurred, treat the aggregate NAV at the end of the time period as a final distribution, and then compute the IRR on the time-series.[3] Alternative names include “horizon pooled return,” perhaps to avoid the word IRR. This measure is quite common in presentations of aggregate private capital performance. NAV-to-NAV IRRs would be a major improvement. In a previous post, we saw that when KKR publishes a “past twenty years” IRR, their figure is around 12%. A 12% IRR is realistic because the reinvestment assumption is realistic. That 12% also squares up with its multiple. According to Preqin data, KKR’s net of fees multiple is about 1.6, which is what an investment earning 12% per annum would generate after four years, and four years is the average holding period of private equity investments. Similarly, when Yale stopped reporting its since inception IRR, and switched to past 20 years IRR, its performance was 11.5% — a far cry from the 30% that led to the endowment being hailed an Investment Model. CalPERS, which did not experience abnormally high cash flows early on in its private equity investment program, also has a since-inception IRR of 11%. Thus, Yale and CalPERS have had similar returns in private capital. The past 20-, 15-, 10-, and five-years horizon IRRs would probably show this picture explicitly and more accurately. Exhibit 11 shows the horizon IRRs reported by Cambridge Associates. The first two rows could be what is mandated, except for the short-term figures. A one-quarter, or even past three-years return in private markets is not meaningful because it is mostly based on the NAVs. Reported returns for private equity (only funds classified as leveraged buy-out and growth) are 18%, 16%, 16%, 15%, and 13% at 5-, 10-, 15-, 20- and 25-years horizon. These figures are reasonable. The limits of NAV-to-NAV IRRs The proposed solution effectively boils down to cutting the initial years. As the window moves every year, the measure cannot be gamed because the early cash flows one year no longer are the early cash flows two or three years down the line. There are two main drawbacks, however. The first drawback is that some data is thrown away. If a fund did well between 1995 and 1999, this will not be recognized in the 2024 report because we include up to 25 years. However, these far-away results may not be relevant to judge a track record. A related issue is that
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